What Does a Home Inspector Check in Edmonton? The Complete 100-Point Checklist (2026)

Meta description: Learn what a home inspector checks in Edmonton with this 100-point checklist covering roofs, foundations, electrical, plumbing, HVAC, safety, and more.

What does a home inspector check in Edmonton?
In Edmonton, a home inspector visually checks the roof, exterior, foundation, structure, electrical, plumbing, heating and cooling, interior, insulation, ventilation, appliances, and grounds. The inspection identifies accessible safety concerns, defects, and maintenance needs, then documents them with photos and practical recommendations.

Buying a home is a major investment. A professional home inspection in Edmonton helps you understand the property’s actual condition before you commit to the purchase, or list it for sale.

I’m Banti K Shaw, founder and chief inspection officer at InspecUs. With more than 10 years of construction and inspection experience, I look beyond cosmetic finishes to understand how a home’s systems work together.

Our reports cover 100+ items in every inspection, include high-resolution images, and are delivered the same day or within 24 hours. Here is the practical checklist I use to organize a thorough inspection.

What does a home inspector check in Edmonton?

1. Roof and attic: could a small roof defect become a major repair?

1. Roof covering for missing, cracked, curling, or damaged shingles.
2. Roof surfaces for excessive wear and exposed underlayment.
3. Roof slopes for sagging, dips, or visible structural deflection.
4. Flashing around chimneys, skylights, walls, and roof penetrations.
5. Plumbing vent boots for cracking, gaps, and water entry.
6. Gutters for damage, sagging, blockages, and secure attachment.
7. Downspouts for extensions that discharge water away from foundations.
8. Attic sheathing for stains, rot, frost, or previous leakage.
9. Attic insulation for coverage, depth, displacement, and moisture.
10. Soffit, ridge, and roof vents for adequate ventilation.

Symptom → likely cause: Frost or dark staining on attic sheathing may indicate poor ventilation, air leakage, or a previous roof leak.

Pro tip: Edmonton’s snow, wind, and freeze-thaw cycles accelerate roof deterioration. Ask when the roof was last replaced and whether repairs are documented.

A professional certified home inspection can help you distinguish routine roof maintenance from urgent water-entry concerns.

2. Exterior: are water and weather being kept outside?

11. Exterior siding, brick, stucco, or cladding for damage.
12. Exterior trim, fascia, and soffits for rot or peeling finishes.
13. Caulking around windows, doors, and exterior penetrations.
14. Window frames and seals for damage or water intrusion.
15. Exterior doors for operation, alignment, locks, and weatherstripping.
16. Hose bibs and exterior plumbing connections for leaks.
17. Decks and balconies for loose boards, rot, and movement.
18. Railings, guards, stairs, and handrails for stability.
19. Porches and attached structures for secure connections.
20. Garage overhead doors, openers, sensors, and safety reversal.

Symptom → likely cause: Peeling paint or swollen trim near windows often points to failed caulking or hidden moisture.

Pro tip: Do not judge exterior condition only from the front elevation. Water problems commonly begin at less visible side and rear elevations.

3. Structure and foundation: is the home moving or admitting water?

21. Foundation walls for cracks, displacement, bowing, or staining.
22. Horizontal, vertical, and step cracks for severity and location.
23. Basement floors for cracking, heaving, or moisture marks.
24. Foundation penetrations for seepage and inadequate sealing.
25. Basement walls for efflorescence, dampness, or active water.
26. Floor joists, beams, and posts for damage or alterations.
27. Bearing walls for visible movement or improper modifications.
28. Support columns and footings for settlement or corrosion.
29. Crawlspaces for standing water, damage, and ventilation.
30. Uneven floors, sticking doors, and misaligned windows.

Symptom → likely cause: A horizontal foundation crack can be more concerning than a small vertical shrinkage crack because it may relate to soil pressure or wall movement.

Pro tip: No single crack tells the whole story. I assess its size, direction, location, moisture evidence, and relationship to the rest of the structure.

For buyers, our guide to pre-purchase home inspections in Edmonton explains how findings can support informed negotiations.

4. Electrical: are there visible safety hazards?

31. Main service size and visible service equipment.
32. Electrical panel condition, access, corrosion, and overheating.
33. Breaker sizing and compatibility with visible wiring.
34. Panel labeling for accuracy and readability.
35. Grounding and bonding components where accessible.
36. Receptacles for function, polarity, and grounding.
37. GFCI protection near sinks, bathrooms, garages, and outdoors.
38. AFCI protection where applicable to newer circuits.
39. Visible wiring for damage, exposed splices, or unsafe alterations.
40. Switches, fixtures, outlets, and covers for heat damage.

Symptom → likely cause: Flickering lights, buzzing, warm receptacles, or scorch marks may indicate loose connections, overloaded circuits, or failing components.

Pro tip: A home inspection is not the same as a permit-based electrical inspection. Suspected hazards should be evaluated by a qualified electrician.

For practical electrical warning signs, read our Edmonton home inspection problems guide.

5. Plumbing: is water flowing, draining, and stopping properly?

41. Main water shutoff location and accessibility.
42. Visible water supply piping for corrosion or damage.
43. Drain, waste, and vent piping for leaks.
44. Water pressure and flow at representative fixtures.
45. Faucets and showers for leaks and temperature response.
46. Toilets for flushing, stability, leaks, and refill operation.
47. Sink cabinets for moisture damage and loose connections.
48. Water heater age, condition, and visible corrosion.
49. Water heater venting and temperature-pressure relief components.
50. Ceilings and walls for current or previous plumbing stains.

Symptom → likely cause: Low pressure, rusty water, or slow drainage may result from corroded supply pipes, blocked drains, or aging fixtures.

Pro tip: Run fixtures long enough to reveal slow drains and inspect beneath sinks after the water has been used.

6. HVAC: will the home heat, cool, and ventilate effectively?

51. Furnace condition, age, operation, and visible deficiencies.
52. Burner compartment and accessible heat exchanger area.
53. Furnace venting and combustion-air provisions.
54. Thermostats for basic heating and cooling response.
55. Air-conditioning operation when outdoor temperatures permit.
56. Refrigerant lines and condenser for visible damage.
57. Ductwork for disconnections, damage, and poor support.
58. Supply and return registers for airflow and obstructions.
59. Filters for condition, fit, and replacement needs.
60. Bathroom and kitchen exhaust fans for operation and discharge.

Symptom → likely cause: Uneven temperatures may come from blocked registers, dirty filters, duct leakage, inadequate return air, or an aging HVAC system.

Pro tip: Inspectors can report observed condition and basic operation, but they do not predict the remaining service life of a furnace or air conditioner.

7. Interior: what do the rooms reveal about the home?

61. Walls and ceilings for cracks, stains, and patching.
62. Floors for damage, movement, unevenness, and trip hazards.
63. Interior doors for alignment, latching, and operation.
64. Windows for opening, locking, damaged frames, and failed seals.
65. Stairs for secure construction, handrails, and guardrails.
66. Kitchen cabinets for secure mounting and water damage.
67. Countertops and backsplashes for damage and failed joints.
68. Bathrooms for caulking, ventilation, drainage, and moisture.
69. Fireplace surrounds and accessible controls for visible concerns.
70. Interior finishes for evidence of amateur or unsafe repairs.

Symptom → likely cause: Stained ceilings, bubbling paint, or swollen flooring may indicate previous leaks, condensation, or unresolved moisture.

Pro tip: Ask the seller about repairs, warranties, and permits. A new-looking patch is useful information, not automatically proof of a completed repair.

8. Insulation and ventilation: is the home controlling heat and moisture?

71. Attic insulation levels and continuity.
72. Insulation around accessible basement or crawlspace areas.
73. Rim joists for insulation gaps and air leakage.
74. Air sealing around windows, doors, and penetrations.
75. Attic ventilation balance between intake and exhaust.
76. Crawlspace ventilation and vapour barrier condition.
77. Bathroom exhaust routing to the exterior.
78. Kitchen exhaust routing and visible duct condition.
79. Dryer vent routing and exterior termination.
80. Indoor humidity indicators, condensation, and musty odours.

Symptom → likely cause: Condensation on windows or attic frost can indicate high indoor humidity, insufficient ventilation, or air leakage.

Pro tip: Thermal imaging and moisture detection can help identify suspicious temperature or moisture patterns, but unusual readings often require confirmation.

9. Appliances: are included appliances operating safely?

81. Built-in oven for basic operation.
82. Cooktop or range for controls and visible condition.
83. Range hood for operation and exterior exhaust.
84. Dishwasher for operation and visible leakage.
85. Refrigerator for basic cooling functions.
86. Garbage disposal, where installed, for operation.
87. Clothes washer connections for leaks and hose condition.
88. Clothes dryer for operation and visible venting.
89. Garage freezer or utility appliances, where included.
90. Appliance receptacles and surrounding areas for safety.

Symptom → likely cause: Water beneath a dishwasher or washing machine may come from loose connections, failed seals, or damaged hoses.

Pro tip: Home inspectors generally test normal user controls, not every appliance function or internal component. Confirm included appliances in writing.

10. Site and grounds: does the property direct water safely?

91. Lot grading around the foundation.
92. Swales and drainage paths for standing water.
93. Driveways and walkways for settlement and trip hazards.
94. Patios for cracking, movement, and drainage.
95. Retaining walls for leaning, cracking, or drainage pressure.
96. Exterior stairs for stability and safe access.
97. Downspout discharge areas for erosion or pooling.
98. Fences and gates for condition and operation.
99. Trees and major vegetation near structures and services.
100. Overall site conditions affecting water, access, and maintenance.

Symptom → likely cause: Pooled water beside the house may result from negative grading, blocked drainage, short downspouts, or compacted soil.

Pro tip: Inspect the property after rain if possible. Wet conditions can make drainage deficiencies easier to observe.

What fails a home inspection?

Does a home inspection result in a simple “pass” or “fail”? Usually, no.

A residential inspection is generally a visual assessment of accessible components on the inspection date. It identifies material defects, safety concerns, and maintenance needs; it does not provide a pass/fail certificate.

Issues that may require prompt attention include:

• Active foundation or roof leaks
• Unsafe electrical conditions
• Carbon monoxide or combustion concerns
• Major structural movement
• Non-functioning heating in cold weather
• Significant water damage or mould indicators
• Unsafe decks, stairs, or railings

The age of a system alone does not mean the home “fails.” A 20-year-old furnace may still operate, while a newer system may have an unsafe installation.

What does a home inspector not check?

What should you not assume is included? Unless separately arranged, a standard inspection typically does not include:

• Opening finished walls, ceilings, floors, or insulation
• Destructive testing or dismantling equipment
• Predicting exact remaining service life
• Confirming property boundaries or surveying
• Diagnosing every concealed defect
• Testing for mould, asbestos, radon, lead, or other contaminants
• Performing a full sewer camera inspection
• Confirming code compliance for every past renovation
• Evaluating inaccessible or unsafe areas
• Providing engineering, legal, or trade-specific certification

Specialized services such as sewer scope inspections, mould assessment, asbestos sampling, air-quality testing, and thermal imaging can be arranged when appropriate.

For the recognized baseline scope, review the InterNACHI Residential Standards of Practice.

Can a seller be present during a home inspection?

Yes. A seller can usually be present, although many buyers prefer a focused inspection with the seller away from the property.

If you are selling:

• Provide access to electrical panels, furnace rooms, attic hatches, and crawlspaces.
• Leave keys and remotes for garages, sheds, and locked areas.
• Keep utilities connected.
• Secure pets and clear stored items from mechanical equipment.
• Avoid following the inspector or interrupting explanations.

If you are buying, attending the final portion of the inspection is valuable. You can ask questions, learn maintenance priorities, and see important findings firsthand.

“My job is not to alarm you or sell you a repair. My job is to give you an unbiased picture of the property so you can make a confident decision.”
: Banti K Shaw, InspecUs

What should you do next?

A checklist is helpful, but an experienced home inspector in Edmonton adds context: which findings are urgent, which are maintenance items, and which deserve specialist review.

InspecUs provides comprehensive residential inspections across Edmonton and surrounding communities, with 100+ items documented per report, high-resolution images, advanced inspection tools, and same-day reporting within 24 hours.

If you are buying, selling, or planning major repairs, you can request a home inspection quote from InspecUs. There is no pressure: just a practical next step toward understanding your property.